Smarter Decisions with Verified Market Intelligence you can rely on.

Confidence comes from knowing the market better than anyone else.

Sam Lewis · Chief Marketing & Communications Officer

The session

One verified source, supporting every decision.

Six datasets that are interconnected, covering every dimension of the Australian commercial real estate market — continuously updated from primary sources including title registries and direct market participants, alongside data partnerships with leading platforms like realcommercial.com.au.

Where we're going

Four everyday jobs. One source of truth.

Win the lease listing — and justify the rent
Leasing evidence, competitive positioning, and tenant prospecting
Sell the asset — and defend the value
The evidence the Valuer General won't give you, and a commercial CMA
Advise on the trend — and the next move
1, 3 and 5-year growth in rents, sizes, prices and $/sqm
Compete without a research team
Why a boutique should have the same data as anyone in the market

The Problem

Commercial research is hard and lacks transparency.

The current challenge

4 Core Reasons the Current Challenge Exists.

Opacity

No central exchange — the real terms behind a deal rarely surface.

Fragmentation

Evidence scattered across feeds, portals, memory and phone calls.

Inconsistency

Face vs net, guessed sizes — numbers you can't stand behind.

Commercial isn't residential with bigger numbers.

Residential

Beds Baths One price

≠

Commercial

Size Condition Lease Yield WALE

More variables, not bigger numbers — it needs tools built for the complexity.

3 core reasons — three faces of the problem — spend ~20 seconds on each with a real example.

Opacity: unlike shares or resi, there's no central exchange for CRE. A deal can happen and the real terms never surface. The headline price tells you almost nothing without the conditions behind it.

Fragmentation: to build one piece of evidence you're pulling from a VG feed, two or three portals, your own memory, and a few phone calls. Nothing reconciles.

Inconsistency: even when you find a number, can you stand behind it in front of a client? Face vs net, gross vs net, confirmed size vs guessed size — if you can't verify it, it's not evidence, it's a rumour.

~75 seconds for the three reasons.

Then the residential trap (bottom of the slide): reframe why the generic tools fail — "The reason your resi-crossover tools frustrate you on commercial jobs isn't you. It's that they were built for a different asset class."

The basket approach — lumping everything together and averaging — works for houses in a suburb because they're broadly comparable. It falls apart in commercial, where a strata unit and a freehold building on the same street are completely different products.

Land the punchline: "Commercial real estate is its own animal. It needs processes and tools built for it — not a residential platform with the labels changed." This sets up everything that follows. ~60 seconds.

The real cost

Every engagement starts with hours of work to build market evidence that you can defend.

CallsRing around for leasing evidence

ScrollsHours on a portal's everscroll

NotesHand-write what you can't download

Use Case 01 · Leasing

Win the listing. Justify the rent.

01

Leasing · Getting the evidence

From ringing around to assessing verified market evidence.

Leasing · Positioning & advising

Build the true competitive set — then advise.

Leasing · Prospecting the win-win

Find the tenant who's overpaying — and move them.

Leasing · At the negotiating table

Negotiate the renewal knowing the current trends.

Use Case 01 · Leasing — overview slide. These four titles are the leasing jobs; speak to each in turn without a separate slide.

Getting the evidence: instead of ringing around — and hoping you're getting the face rent, the term, the expiry, net vs gross — you search an area over a period, see achievable rents and median sizes by type, look ahead at expiries to prospect, and export a professional report.

Positioning & advising: stop hopping portals — find available suites at unit-size level with asking $/sqm, define the true competitive set, advise the owner whether they're above, below or within market, then turn it into a Listing Proposal or CMA.

Prospecting the win-win: target tenants by location, expiry and size, compare their passing rent to what the market is signing, and move an over-paying tenant into your space — owner, tenant and agent all win.

At the negotiating table: walk in knowing the market — typical lease length, the most common escalation (Fixed / CPI / combination), and, if fixed, the percentage being applied. ~3–4 minutes across the four.

Use Case 02 · Sales & Valuation

Sell the asset. Know the value.

02

Sales · The evidence gap

Government statutory sources only tell you half the story.

What you already get

Sale price
Date sold
Address
Land size
Land value

What it doesn't tell you

What asset class it is — Industrial, Office, Retail or Special Use?
The accurate building size — you can't get $/sqm without it
The sale conditions: investment, vacant possession or owner-occupier
If tenanted, the cap rate or yield, and the lease evidence to determine WALE
Which deals are arm's-length vs inter-party transfers to filter out

This is the analytical heart of the sales use case. Left side, quickly: everyone's VG feed gives the same five things — price, date, address, land size, land value. Fine, but thin.

Right side is where you slow down — this is the value you add. Walk each gap:

Property type — VG won't even tell you if it's office or industrial. Building size — without the true lettable/building area you cannot calculate price per square metre, and $/sqm is the single most accurate basis for comparing sales. Sale conditions — a tenanted investment, a vacant-possession sale and an owner-occupier deal are not comparable, even at the same price. If it's tenanted, you need the cap rate/yield and enough lease evidence to work out the WALE. And finally, you must be able to strip out inter-party transfers so you're only comparing genuine arm's-length evidence.

Punchline: "The price is the easy part. Everything that makes it a usable comparable is exactly what's missing — and that's the gap we fill." ~90 seconds.

Sales · The Output

The industry's only Commercial-focused CMA.

Built around the four methods of valuation

01 Sales comparison

02 Income / capitalisation

03 Cost approach

04 Freehold vs strata

Sales · The Methods

Evidence for both sides of value.

Method 01

The sales-based approach

Method 02

The income-based approach

Sales · The nuance that wins listings

A sale isn't just a sale.

Strata V Freehold

By Asset Class

By Property Type

Use Case 03 · Advisory & Trends

See the trend. Make the call.

03

Advisory · Reallocation

Sometimes the best advice is to switch the play, tell owners and investors exactly how their assets are performing.

Office

Retail

Industrial

Special Use

1yr

Short-run momentum

3yr

Through-cycle trend

5yr

Long-run growth rate

Compare

Advise

Transact

Advisory · Position to lease fast

Read the size and expiry trends before you go to market.

Size trend

Position the space right

See the trend in the size of spaces being leased
If deals are clustering at 100–150 sqm and shrinking year on year…
…does it make sense to market a single 1,000 sqm floor plate?
Maximise the owner's income by positioning to demand

Expiry window

Know your competition

See how much space is expiring when you go to market
Understand the competitive landscape around your property
How many tenants in your target size range expire in that window?
Time your campaign to the demand you can actually capture

Two very practical leasing-strategy ideas, ~40 seconds each.

Size trend: the data shows you how big the spaces actually being leased are, and which way that's trending. If everyone is signing 100–150 sqm and the average keeps shrinking, then marketing one giant 1,000 sqm floor plate as-is is fighting the market. Maybe you subdivide, maybe you reposition — but you make that call from evidence, and you maximise the owner's income by matching real demand.

Expiry window: before you launch a campaign, look at how much competing space expires in the same window. That tells you how crowded the market will be and how many tenants in your target size band are actually going to be looking. You can time your go-to-market to when you'll face less competition and capture more of the demand. ~80 seconds.

Use Case 04 · The Boutique Reality

You don't have a research team. Now you don't need one.

04

The boutique reality

85%

of agencies globally are 1–3 person boutiques.

No back-office staff. No analysts, researchers or admins. And many of you split your time between residential and commercial.

Leveling the playing field

Leverage the same data used by valuers, banks, government agencies,
REITs & global agencies.

The enterprise edge

In-house research staff and analysts
Assistants to pull and package evidence
A competitive advantage that comes purely from size and coverage of activity

What a boutique deserves

The same level of intelligence as any other player in the market
Coverage that isn't limited by headcount
The intelligence to compete on advice, not resources

We are your research team — 170+ people strong.

Our mission

To bring unprecedented transparency to one of the world's largest asset classes.

Coverage

From South East Queensland to national leadership.

Bringing it together

Four jobs, one intelligence layer.

01 · Leasing

Win the listing, justify the rent

Search real evidence, build the competitive set, prospect movers, negotiate on facts.

02 · Sales

Sell the asset, defend the value

Fill the Valuer General gap and deliver a commercial CMA across the valuation methods.

03 · Advisory

Read the trend, make the call

1, 3 and 5-year growth to guide holds, rotations and go-to-market timing.

04 · The edge

Compete without a research team

170+ researchers and market-wide verified data — the same as any agency in your market.

Take it with you

Download the Q1 2026 Queensland market report.

The full quarterly office & industrial market snapshot — leasing, sales and investment performance across South East Queensland. Prepared with REIQ.

Scan to download

See it for yourself

Get the full demo.

See how thousands of Commercial Real Estate professionals use our data — including the largest repository of lease data in Australia — to close deals faster.

See David & Rebecca at booth 27